Manhattan Beach, California

The People Who Teach Our Kids Can’t Afford to Live Here.

Affordable housing isn’t for outsiders. It’s for the teachers and essential workers who already serve our city.

See Who Qualifies Learn About AB 2295 Student Blog

Ollie Stern

Founder · Mira Costa Real Estate Club

Why This Site

I live across the street from Pacific Elementary and go to Mira Costa High School, where I run the Real Estate Club. My mom is a public school teacher right here in Manhattan Beach — we’re lucky, because most teachers can’t say that.

Even though they work full-time serving our community, most teachers, school staff, and first responders can’t afford to live in the city they serve. This site explains what affordable housing really means — and who it’s actually for.

This isn’t about outsiders. It’s about the teachers, librarians, coaches, and staff who already make Manhattan Beach better every day.

Income Guidelines

Who Qualifies in Manhattan Beach?

Most people don’t realize that under current HUD income limits, most public school teachers, firefighters, and city staff in Manhattan Beach qualify for low or moderate-income housing. Here’s how the 2024 L.A. County figures break down:

Low-Income (80% AMI)

$83,500

Single-person threshold

Moderate-Income (120% AMI)

$125,280

Single-person threshold

🧑‍🏫

MBUSD Teachers

Average salary ~$85,000 — qualifies at low-income tier

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Entry-Level Police & Fire

$90k–$100k — qualifies at low-to-moderate tier

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City & Support Staff

Often below $75,000 — qualifies at low-income tier

The Law Backs This Up

Under California Government Code §7061 (SB 649), cities like Manhattan Beach can grant legal preference in affordable housing to essential workers — teachers, firefighters, nurses, police officers, and other public employees. This is permitted under both state and federal law when done fairly and transparently, and applies to housing financed with LIHTC or tax-exempt bonds.

2021–2029 Housing Goal

Manhattan Beach’s Required Housing Plan

The City is required to plan for 774 new housing units during the 6th Cycle Housing Element period, with zoning changes due by February 2025 under AB 1398 and full implementation by 2029. The Regional Housing Needs Allocation (RHNA) breaks down as follows:

161 Extremely Low-Income

161 Very Low-Income

165 Low-Income

155 Moderate-Income

132 Above Moderate

State Law

How AB 2295 Can Help

Assembly Bill 2295 (2022) allows California school districts to build affordable housing for teachers and school staff on district-owned land — by right, without needing rezoning or city approval.

By-right approval

Projects on district-owned parcels are approved automatically when they meet objective standards. No discretionary hearings, no delays.

100% affordable to staff

Housing must be reserved exclusively for school employees — the people who need it most are the only ones who qualify.

Cities must treat as residential

The city cannot block, delay, or impose additional zoning requirements on qualifying projects.

MBUSD can act now

Underused district parcels can be converted without a zoning change. Teachers earning $50k–$120k are the target beneficiaries.

Watch

In Action

Manhattan Beach City Council

Oliver Stern Speaks to City Council About AB 2295

A Mira Costa student makes the case directly to Manhattan Beach’s elected officials for using AB 2295 to build workforce housing for teachers and district staff.

Oliver Stern, Mira Costa Real Estate Club · Manhattan Beach City Council

It’s Already Working — San Diego

San Diego Unified Is Building Workforce Housing Under AB 2295

San Diego Unified School District is putting AB 2295 to work — converting district-owned land into affordable housing for teachers and staff. This is exactly the model Manhattan Beach can follow.